18.48.010    Purpose.

18.48.020    Variances.

18.48.030    Change of zoning district.

18.48.040    Application—Fee—Hearings.

18.48.050    Action by the planning commission.

18.48.060    Revocation of a planned unit development permit.

18.48.070    Expiration and extensions of time.

18.48.080    Modifications.

18.48.010 Purpose.

The purpose of a planned unit development is to allow variations to rigid design and development standards of this title for each underlying zoning district, such as reduced building setbacks, reduced lot area requirements, increased lot coverage and building heights in compensation for creation of diversified and innovative development designs. Unlike a planned development district, which allows for a variety of uses within a specific location, a planned unit development supplements other planning applications, such as a use permit, design review and/or tentative subdivision map, with the intention of creating diversified development projects that incorporate unique designs for single-family residential development, multiple housing development, neighborhood and community shopping centers, professional and administrative areas, commercial service centers, industrial parks and other use types. A planned unit development must comply with the policies and standards of the general plan, any applicable specific plan, and use provisions of the underlying zoning district and must provide adequate standards to promote the public health, safety and general welfare. (Ord. 1291 § 4 (part), 2005).

18.48.020 Variances.

The regulations of the underlying zone relating to height, setback, lot area and coverage, parking, and other provisions of this title may be varied when such variance will result in improved design of the development and will permit desirable arrangements of structures in relation to parking areas, parks and parkways, pedestrian walks, and other such features. Such variance may be provided for as a condition of the planned development permit granted pursuant to this chapter. (Ord. 1291 § 4 (part), 2005).

18.48.030 Change of zoning district.

No application under this chapter shall be accepted for a use which will require change of zoning district, unless such application is accompanied by an application for a zoning amendment. (Ord. 1291 § 4 (part), 2005).

18.48.040 Application—Fee—Hearings.

(a)    Application for a planned unit development shall be made to the planning commission on a form provided for that purpose and shall be accompanied by fees established by resolution and information as provided for in the application checklist maintained in writing by the city planner, but shall typically include:

(1)    A general development plan showing the use, dimensions, and locations of proposed structures, and areas to be reserved for vehicular and pedestrian circulation, parking, public uses, such as schools and playgrounds, landscaping, and other open space;

(2)    Architectural drawings and sketches demonstrating the design and character of the proposed uses and physical relationship of the uses; and

(3)    Such other pertinent information shall be included as may be necessary for a determination that the contemplated arrangement of use makes it desirable to apply requirements differing from those ordinarily applicable under this title.

(b)    Applications shall be filed with the city planner at least thirty days prior to the planning commission meeting at which such application will be considered.

(c)    The planning commission shall hold a public hearing on each application for a planned unit development and shall give notice thereof: (1) by publication in a newspaper of general circulation printed and published in the city for one publication at least ten days prior to the date set for the public hearing and (2) by mailing or delivering notice of the hearing to all persons, including businesses, corporations and other public or private entities, shown on the last equalized assessment roll as owning real property within three hundred feet of the property which is the subject of the proposed use permit.

(d)    In order to grant a planned unit development permit, the planning commission shall find the following:

(1)    That the applicant of the planned unit development has demonstrated that it is financially able to carry out the proposed project, and intends to start construction within six months from the date of the approval of the project and any necessary zoning district change, and intends to complete the construction within a reasonable time as determined by the planning commission.

(2)    In the case of proposed residential developments, that such developments will constitute a residential environment of sustained desirability and stability, that it will be in harmony with the character of the surrounding neighborhood, and will result in an intensity of land utilization not substantially higher than, and standards of open spaces at least as high as permitted or specified otherwise, for such development in this title.

(3)    In the case of proposed commercial developments, that such development will be efficiently laid out and fit harmoniously into, and will have no adverse effects upon, the adjacent or surrounding area.

(4)    In the case of proposed industrial developments, that such development will constitute an efficient and well organized development, with adequate provisions for railroad or truck access, service and necessary storage, that such development will have no adverse effects upon adjacent or surrounding areas, and adequate provisions will be made for sufficient off-street parking and loading.

(5)    That the development of a harmonious, integrated plan justifies exceptions, if such are required, to the normal requirements of this title. (Ord. 1291 § 4 (part), 2005).

18.48.050 Action by the planning commission.

In taking action, the planning commission may deny a permit, may grant a permit as submitted or may grant a permit subject to additional conditions. Any planned unit development approval shall be subject to all conditions imposed, and shall be excepted from other provisions of this title only to the extent specified in the permit. (Ord. 1291 § 4 (part), 2005).

18.48.060 Revocation of a planned unit development permit.

A planned unit development permit may be revoked in any case where the conditions of such permit have not been or are not being complied with. The planning commission shall give the permittee notice of intention to revoke such permit at least ten days prior to the review of the permit by the planning commission. After conclusion of such review, the planning commission may revoke such permit. (Ord. 1291 § 4 (part), 2005).

18.48.070 Expiration and extensions of time.

In the event a tentative subdivision map is filed in conjunction with the planned unit development application, the application approval period for the planned unit development application shall coincide with the life of the tentative subdivision map. Otherwise, work shall commence, under a valid building permit, on a planned unit development application within one year of the date of approval. Extensions of time may be granted by the planning commission based upon the permittee’s demonstration of a good faith effort to comply therewith and upon a showing of extenuating circumstances beyond the control of the permittee. Such request for an extension must be submitted to the city planner at least thirty days prior to expiration of the planned unit development accompanied with fees paid in accordance with the city’s fee schedule. Upon the receipt of a complete and timely extension request, the city planner shall forward the request along with a recommendation to the planning commission for determination at its next available regular meeting. (Ord. 1291 § 4 (part), 2005).

18.48.080 Modifications.

(a)    Minor changes to an approved planned unit development may be approved by the planning commission provided changes are consistent with the purpose and character of the originally approved development plan.

(b)    Such changes shall not change the densities heretofore established, nor the boundaries of the subject property, nor any use as shown on the approved master development plan, nor the location or amounts of land devoted to specific land uses. All modifications or amendments to an approved plan other than said minor changes shall be processed as an original application and shall be subject to all applicable substantive and procedural requirements, including public hearing, of the planned unit development procedure. (Ord. 1291 § 4 (part), 2005).